Council approves Rose Ranch development agreement with conditions, Eagle Crest storage site plan, TDR overlay zone and consolidated fee changes
December 3, 2024, 4:00 p.m. · Eagle Mountain City Council Chambers, 1650 E Stagecoach Run, Eagle Mountain, Utah
The council approved the Rose Ranch Master Development Agreement with two water-related conditions, the Eagle Crest Storage site plan, a transfer of development rights overlay zone, a stormwater ordinance rewrite and a fee schedule update, all 5-0. Council Member Jared Gray presided as mayor pro tempore. The minutes list Mayor Tom Westmoreland as excused and attending electronically.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
| Item | Result |
|---|---|
| Cedar Glen concept plan (work session) | Discussed |
| JDH concept plan (work session) | Discussed |
| Architectural standards review kickoff (work session) | Discussed |
| Downtown master plan update (work session) | Discussed |
| Consent agenda: bond releases, ISD right-of-way and easement, engineering master plan contracts, meeting schedule | Approved · 5-0 |
| Consent to transfer of title, Alpine School District parcel | Approved with conditions · 5-0 |
| Eagle Crest Storage site plan | Approved · 5-0 |
| Rose Ranch Master Development Agreement | Approved with conditions · 5-0 |
| Residential water rights requirements, EMMC 13.20.250 | Approved · 5-0 |
| Storm water ordinance, EMMC Chapter 13.75 | Approved · 5-0 |
| Transfer of development rights overlay zone, Chapter 17.46 | Approved · 5-0 |
| Fourth amendment to the 2024-2025 budget | Approved · 5-0 |
| Amended Water Conservation and Management Plan | Approved · 5-0 |
| Consolidated fee schedule amendments | Approved · 5-0 |
| Legislative priorities list | Approved · 5-0 |
Agenda, item by item
Item 1.A · Development
Cedar Glen concept plan (work session)
Discussed
Senior Planner David Stroud presented a concept for 893 single-family and townhome units plus limited non-residential use on 208 acres east of the wastewater treatment plant. Luke McColm of Flagship Homes addressed the council.
- Units: 893
- Acres: 208
- Applicant: Flagship Homes
Item 1.B · Development
JDH concept plan (work session)
Discussed
Stroud presented a concept for 507 single-family and townhome units on 130 acres, with 11.55 acres of required open space, 13.52 acres of Wildlife Corridor and three HOA parks totaling 2.72 acres. Austin Cooper of JDH Development addressed the council.
- Units: 507
- Acres: 130
- Applicant: JDH Development
Item 1.C · City code
Architectural standards review kickoff (work session)
Discussed
VCBO Architecture outlined its plan to revise commercial and multifamily architectural standards.
Item 1.D · General plan
Downtown master plan update (work session)
Discussed
MHTN Architects gave an update and asked for council feedback.
Item 9-11 · Contract
Consent agenda: bond releases, ISD right-of-way and easement, engineering master plan contracts, meeting schedule
Approved · 5-0
Items included Juniper Springs Phase A Plats 1 and 2 bond releases (out of warranty); a purchase agreement and an easement agreement with Ivory Land Corporation for Old Airport Road North right-of-way; professional services with The Web Development Group (website maintenance), Psomas Engineering (water master plan and impact fee facilities plan), Horrocks Engineering (storm water master plan), JWO Engineering (wastewater master plan) and Horrocks (transportation master plan); and an amended 2025 meeting schedule adding Nov. 5 and Dec. 16. Dollar amounts are not stated in the minutes.
- Land dealAmount not given to Ivory Land Corporation
- ContractAmount not given to The Web Development Group
- ContractAmount not given to Psomas Engineering
- ContractAmount not given to Horrocks Engineering
- ContractAmount not given to JWO Engineering
- ContractAmount not given to Horrocks Engineering
Item 11.D · Other
Consent to transfer of title, Alpine School District parcel
Approved with conditions · 5-0
Alpine School District asked for the city's consent to sell parcel 59:042:0008 under Utah Code 53G-3-302(6). The council approved with two changes: replacing 'purchase a new parcel' with 'purchase a replacement parcel' and conditioning consent on buying a replacement parcel for the elementary school.
Item 12.A · Development
Eagle Crest Storage site plan
Approved · 5-0
Stroud said the site is in the Commercial Storage Zone under the 2020 Sage Park Business Center Development Agreement; storage units are permitted and outside storage is a special use projected as temporary. Jesse Reynolds of Menlove Construction addressed the council.
Item 13.A · Development
Rose Ranch Master Development Agreement
Approved with conditions · 5-0
City Attorney Marcus Draper and Brandon Watson of Edge Homes addressed the council; the master development plan was approved Sept. 17, 2024 and the code requires this agreement. No one spoke at the hearing. A motion by Council Member Donna Burnham to approve as proposed died for lack of a second. The council then approved the agreement with two conditions: removing the last sentence of Section 6.2.3 (water rights) and directing staff to keep negotiating a water takedown schedule with the developer.
- Applicant: Edge Homes
Item 13.B · City code
Residential water rights requirements, EMMC 13.20.250
Approved · 5-0
Draper said the January 2024 amendment to Table 16.35.130(a) did not update the same table in Section 13.20.250; the ordinance replaces it with a reference to the other table. No one spoke at the hearing.
Item 13.C · City code
Storm water ordinance, EMMC Chapter 13.75
Approved · 5-0
Terrence Dela Pena said billing and Equivalent Residential Unit calculations are outdated and growth and aging infrastructure have created runoff and maintenance challenges. No one spoke at the hearing.
Item 13.D · Zoning
Transfer of development rights overlay zone, Chapter 17.46
Approved · 5-0
Draper said the overlay allows higher density in receiving zones in exchange for conservation easements in sending zones, and is a moderate-income housing strategy. No one spoke at the hearing.
Item 13.E · Budget
Fourth amendment to the 2024-2025 budget
Approved · 5-0
Director of Administrative Services Kimberly Ruesch said state statute requires the amendment to appropriate funds for increased expenses. No one spoke at the hearing. The total is not stated in the minutes.
- BudgetAmount not given
Item 14.A · Roads and utilities
Amended Water Conservation and Management Plan
Approved · 5-0
Matt Laurendeau of Jones and DeMille Engineering said the Utah Water Conservation Act requires updates every five years and the last was in 2019. No one spoke at the hearing.
Item 14.B · Taxes and fees
Consolidated fee schedule amendments
Approved · 5-0
Ruesch said changes include flat fees for permits not based on square-footage valuation, clarified valuation tables, higher building permit rates for projects valued over $1,000,000, new ordinance enforcement fines, a clarified winter sewer rate recalculation and separate residential and non-residential storm water rates. One person spoke at the hearing.
Item 15.A · Other
Legislative priorities list
Approved · 5-0
The council removed two items related to 'discontinued zoning' and transfer of development rights ordinances.
What residents said
Two people spoke during public comment; the minutes do not record their topics.